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Application No.: 17/00803/B Applicant: Johnwillie & Co Ltd Proposal: Erection of an agricultural storage and machinery building and erection of a boiler house Site Address: Begoade Moar Farm Begoade Road Onchan Isle of Man IM4 6AU Case Officer : Miss S E Corlett Photo Taken: 15.08.2017 Site Visit: 15.08.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.08.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
REASON: the countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved.
drawings 2007/01, 2007/02, 2007/03, 2007/04, 2007/05, 2007/06 and 2007/07 all received on 27th July, 2017.
By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
_____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is an agricultural holding of 63 hectares which lies alongside part of the Begoade Road, to the north west of the A2 Whitebridge Road. The holding accommodates a group of farm buildings centred on the south western part of the holding which include dwellings and a range of outbuildings all within close proximity to each other. - 1.2 The buildings are generally not visible from Begoade Road but the road to the farm from Begoade Road is a public highway which links Begoade Road with Whitebridge Road to the south east. The farm buildings sit lower that the highway with a collection of older stone buildings and more modern portal framed ones. The farmhouse sits amongst these. - 1.3 Between the public road and the portal framed buildings is a grassed bank in which sycamores and ash are growing. The applicant advises that these trees are old although some are now reaching the end of their lives. They have planted new trees in the field to the west THE PROPOSAL
2.1 Proposed is the erection of an agricultural building alongside the lane entrance and also the erection of smaller building alongside the farmhouse to accommodate a boiler house. - 2.2 The proposed agricultural building will have a footprint of 30m by 12m, 4.5m to the eaves and 6.3m to the ridge. This will be finished in box green sheeting to match the existing building to which it will be attached and which lies to the east. - 2.3 The boiler house will have a footprint of 6m by 9m, finished in dark grey box profile sheeting with a stainless steel flue projecting from the roof by somewhere in the region of 2m. - 2.4 The boiler will be fuelled by wood and straw. - 2.5 The agricultural building is required to assist the expansion of the farm which currently has 92 dairy cows, 27 other dairy cattle and 120 beef cattle. They are hoping to expand these numbers to 120 and 35 and to reduce the number of beef cattle by ten. They also hope to increase barley acreage to 20 (from 16). They have been able to rent more land which will enable crops and stock numbers to grow. The boiler is intended to provide heat to the farmhouse using materials available on the farm.
2.6 The new agricultural building will necessitate the removal of some of the trees in the bank alongside, some of which have a licence to be felled. It is the applicant's intention to retain the tree at the end of the row nearest to farmhouse.
3.1 The site lies within an area designated on the Onchan Local Plan of 2000 as Open Space and also of High Landscape Value and Scenic Significance (O/RES/P/22).
3.2 As such, there is a presumption against development as set out in the Strategic Plan, General Policy 3 and Environment Policies 1 and 2 although there is provision for development which is justified by agricultural need, as explained in GP3f and Environment Policy 15. PLANNING HISTORY - 4.1 Planning approval has been granted for a range of agriculturally-related development, none of which is particularly relevant to the current proposal. REPRESENTATIONS - 5.1 Highway Services and Onchan District Commissioners raise no objection (17.08.17 and 18.08.17). ASSESSMENT - 6.1 The buildings proposed are part of an established farmholding with a sizeable holding. Provided that the proposed building has no environmental impact, the principle of it is considered acceptable. The principle also of the boiler is to be encouraged in lieu of using fossil fuels to heat the farmhouse.
6.2 The only issue in respect of the larger of the two proposed buildings is the impact it would have on existing trees. The application includes a reference to the felling or lopping of 7 trees. These trees do not add significantly to the amenity of the area and the applicant has undertaken new planting elsewhere on the farm where there would be greater benefit to the public. - 6.3 The proposed building is clearly needed as part of the expansion of a working farm and the boiler house would be an environmentally friendlier way of providing energy to the farmhouse. The application is considered to result in no material harm and is recommended for approval.
I can confirm that this decision has been made by the Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Determining officer
Signed : Chris Balmer Chris Balmer Senior Planning Officer
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